The Life Expectancy of a Rooftop: How Long Should My Roof Last, and When Will it Need to be Replaced?

How Long Should My Roof Last?

There are multiple materials used along with a range of roofing styles that make up your roof. The different materials and roofing styles all inform how long your roof should last. We have provided a breakdown of the basic age range for each common roofing material below.

• Shingles (Composition): These shingles are made up of different organic materials and last between 12-20 years.
• Shingles (Asphalt): The most common type of shingle. This shingle type is made up of asphalt and lasts about 15-30 years.
• Shingles (Wood): Not as common as the other types, this type of shingle is expected to last about 20-25 years.
• Rubber Roofs: This style of roof is less common than the traditional shingles, but last a little longer. Average lifespan is 30-50 years.
• Metal Roofs: Growing in popularity, this type of roof lasts an average of 50-75 years, with premium metals lasting for a century or longer.

Rooftop Red Flags: Warning signs that it’s Time for Replacement

Sometimes problems occur that can shorten the lifespan of your roof. In other cases, the material has lived through the extent of its lifetime and will need to be replaced for optimal protection, energy-efficiency, and beauty. Knowing what warning signs to look for can help you stay on top of things if a replacement should become necessary. Here are some of the red flags that roof replacement is on the horizon:

• Roof Age: Let’s start with the obvious one. No matter how durable or taken care of your roof is, your roof will need replacement at some point in time. If you bought a house from a previous owner or two and the roof was never replaced, you will likely need to replace the roof yourself eventually.
• Sagging Roof Deck: Your roof deck can sag for a number of reasons. However, the main concern is that the integrity of your roof deck is compromised and can lead to disaster if left unfixed. A sagging roof deck is at greater risk for leaks and further breakdowns.
• Water Damage: Most commonly showing up as leaks that come through your ceiling, this is one type of damage that may require either a repair or replacement. The option chosen depends on the severity of the leak, overall condition of your roof, and location of the leak.
• Visible Holes and Cracks: Similar to water damage, this is a situation that can be resolved by repairing the roof. However, if the hole is large enough or there are numerous holes and cracks, you may want to consider replacement as any repair will only be so effective in comparison.
• Missing Shingles: A fairly common problem is the occasional missing shingle. Usually, you can replace the shingle or shingles while maintaining the rest of your roof. However, in some cases the missing shingles can be a sign of improper installation or an underlying issue, like the one listed below.
• Mold, Mildew, and Rot: Mold, mildew, and rot are the bane of all organic materials. Mold eats away at the shingles and support beams that make up your roofing structure. If you’re lucky enough to catch mold, mildew, and rotate the moment it starts growing - you may be able to get away with repairs only. However, mold, mildew, and rotting rooftops that have been neglected for a longer amount of time will likely need replacement as it’s likely that they’ve already compromised the structural integrity of your roof.